You’re not imagining it. There are 56 vacant storefronts on Mission.

Some 56 commercial storefronts are sitting empty on Mission Street between 14th and Cesar Chavez streets, according to a count conducted by Mission Local. 

While vacancies are down from a post-pandemic high in 2021, merchants and realtors all agreed the commercial environment remains in a slump — and that Mission Street is still a less desirable corridor than nearby Valencia Street.

“You’re just not going to get the same foot traffic as you might get on Valencia,” said Cameron Tu, a broker at Touchstone Commercial Partners.

Tu manages the corner space at 17th and Mission streets near Abanico Coffee Roasters, which has sat empty for more than five years. He said “a large pool of potential tenants” just do not want to be on Mission Street because people don’t walk in the neighborhood at night, which limits the business to daytime only. 

“Being on Mission Street is actually quite cool, but maybe not as cool as it used to be anymore,” agreed Patrick Totah, an agent with Restaurant Realty Company, which manages the selling and buying of restaurant space. “People don’t like to veer too far from Valencia; they like to stay on the ‘primary.’” 

Valencia, too, has seen a decline in business: Tax data shows that, compared to the same period in 2019, sales on Valencia Street for the third quarter last year have actually experienced a larger decrease than Mission Street — down 21.6 percent, versus 7.2 percent. Still, while commercial rents on Mission Street vary from $2 to $3 per square foot, Tu said, Valencia commands higher prices.

Walking along Mission Street, the vacancies vary widely: a big empty corner that used to be a laundromat, a tiny storefront that once hosted a beloved Italian restaurant Il Pollaio, an entire block near the northwest of the 16th BART plaza that’s almost completely unused.

Explore the map to see where empty storefronts on Mission Street are located. Click on the dots to see what they look like.

Real estate agents and landlords agree that commercial space on Mission Street is troubled, varying from “a bit of a challenge” to “very difficult.” 

Phillip Fernandez, the 84-year-old owner of a building at the corner of 26th and Mission streets, said he “never really had a problem” leasing his space five years ago, and could usually find a new tenant within six months. Not anymore. 

The space has sat empty for about 15 months since its former tenant, Money Express, moved two doors away to somewhere less expensive. 

“I’m happy that’s the only commercial vacancy I have,” he said. “Times are tough — and San Francisco is a difficult city to do business in.”

‘Depending on the neighbors’

While some buildings have “For Sale” or “For Lease” signs hanging in their front windows — some new, others there for years — most are simply empty and boarded up, with no sign of life. 

Tu said this is especially true for space owned by landlords of an older generation, who have owned their buildings for a very long time and do not have any debt — and less financial pressure.

“They just are probably not motivated,” Tu said. 

The impact of an empty neighbor? Middling to annoying, said merchants. 

Ana Valle, owner of Abanico, a cafe two doors from a big vacant corner space at 17th and Mission, said “not having anything around us sucks.” The corner was last occupied by Thrift Town, though it was briefly used by Fabric Outlet while that store’s downstairs space was being renovated.

“For customers, there’s no purpose in visiting empty blocks,” she said. After having dinner at a restaurant, for example, someone might crave dessert and wander to an eatery right next door, she said. “The best case is having business next to business next to business, and we promote each other.”

After two years on Mission Street, Valle sometimes questions her decision to be on the corridor. “Should I have said yes?” 

“It’s not good for the community, not good for the neighborhood,” said Ryan Motzek, president of the Mission Merchants Association, which has a vacant storefront count of about 55. 

“All these inventories are just not being utilized,” he said. “But a lot of landlords don’t really focus too much on being an active member of the community. It’s an age-old San Francisco story.” 

Motzek, too, identified as a potential problem those longtime landlords who can park their properties for years. “I’ve heard stories of landlords parking their money and just sitting on their property.”

That was supposed to change with the 2022 vacant storefront tax, but it has seen limited success. Of the 2,682 parcels potentially subject to empty storefront tax, only 101 were reported as vacant by the owners or tenants, according to data from the San Francisco Treasurer-Tax Collector. 

In reality, owners of vacant commercial space for more than 182 days in the tax year should be paying $250 per linear foot of vacant storefront.

But, for a new tax like this, it typically takes about three years to get broad compliance, as there’s “a steep learning curve,” said Amanda Fried, chief of policy and communications at the office. 

“What you are largely going to see in the data [in the beginning] are the good actors. The compliance work to get the bad actors takes longer,” Fried said. “It just doesn’t happen overnight.”  

With the tax, Motzek, from the merchants association, said, there is at least “another set of eyes” on the owners, pushing them to lease their space. But Tu, the realtor, said he hasn’t seen any impact yet. 

Some hope

The Union Station dispensary at 2075 Mission St., near 17th street, once tucked between two vacant stores, recently got a new neighbor when a grocery store opened earlier this month. 

Quinn Williams, an employee at the dispensary, said he was excited for the new spot, as people now have a convenient place for their post-smoke munchies, he said. 

As for the space on their other side, “a bar would be nice,” he laughed. “We are depending on the neighbors to help.”

Some Mission Street businesses and realtors are hopeful that the market will offer opportunities for first-time buyers and business owners. Lower prices could help mom-and-pop shops afford a space. 

“There’s a lot of opportunity because the price point is a little lower than it used to be,” said Totah, the real estate agent. “The city needs to probably do some incentives to help people have an opportunity to buy a business for the first time.”

Regardless, new tenants are still coming to Mission Street: La Playa, a new seafood bar and restaurant opening in early February between 19th and 20th; Shanghai Moon, a spot for Shanghai flavors in the works near 18th Street.  

An agent with Blatteis Realty said he just found a new tenant for 2744 Mission St. near 24th, previously a Barre Studio tucked between a cell phone store and a fried chicken spot. 

For her part, Yvonne Jones, a 28-year employee at Fabric Outlet next to the vacant corner space at 17th and Mission, was not concerned. The vacancies are a natural part of the neighborhood’s cycles, she said.

“Something comes and something goes,” she said. “It’s just living in the area.”

Xueer Lu contributed to the reporting of the story.

A previous version of this article incorrectly identified the last major tenant on the corner of 17th and Mission streets. Mission Local regrets the error.

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